LEED, the guide to version 5

LEED, which stands for Leadership in Energy and Environmental Design, was launched in 1998 by the USGBC (United States Green Building Council). Version 5, released in November 2025, marks a break with the past: decarbonisation now accounts for 50% of the weighting.

It targets absolute decarbonisation, covering both operational and embodied carbon, building electrification and climate resilience. Carbon performance targets become mandatory prerequisites from the Certified level upwards.

LEED requires an energy simulation under the US standard ASHRAE 90.1. French engineering consultancies therefore have to run dual modelling, RE2020 and ASHRAE, which increases the cost of studies.

The label is the benchmark in the United States, Canada and Asia. In France, it is mainly chosen for the towers of La Défense, such as Tour First or Tour Alto, and for the headquarters of large international groups such as Google or L’Oréal.

v5 organises its credits around three goals: decarbonisation (50%), quality of life (25%) and ecological conservation (25%). It adds three mandatory prerequisites:

Operational carbonEAp1

A projection of the building’s operational carbon, together with a decarbonisation plan.

Embodied carbonMRp2

Quantification and assessment of embodied carbon, through a life cycle assessment of materials.

ResilienceIntegrative Process (IP) prerequisite

Climate resilience assessment from the design stage.

Prerequisites and credits by category

Location and transportationLocation & Transportation (LT)

Access to quality public transport, with a metro or tram stop within 400 m; charging points on 5% of parking spaces; in v5, a dedicated social equity credit (Equitable Development).

Sustainable sitesSustainable Sites (SS)

Minimised site disturbance, now a prerequisite in v5; habitat that supports biodiversity, under ecological conservation; heat island reduction through white or green roofs.

Water efficiencyWater Efficiency (WE)

A prerequisite of −20% consumption against the US baseline; −40 to −50% targeted for indoor use; optimised cooling tower cycles of concentration.

Energy and atmosphereEnergy & Atmosphere (EA), the cornerstone of v5

Electrification (EAc1): a strong incentive to eliminate on-site fossil fuels. Performance (EAc3): ASHRAE 90.1-2016 simulation, hence dual modelling in France. In v5, the Platinum level also requires a minimum carbon threshold; points alone are no longer enough.

Materials and resourcesMaterials & Resources (MR)

Life cycle assessment (MRp2), the embodied carbon prerequisite in v5; 20 products documented by an environmental product declaration (EPD, the equivalent of French FDES); more than 75% of construction waste recycled.

Indoor environmental qualityIndoor Environmental Quality (EQ)

Air quality testing, worth 2 points for new construction in v5; daylight factor simulation for daylight autonomy; outdoor views for 75% of occupants.

Integrative process and innovationIntegrative Process & Innovation

Green Leases (v5): 6 points in Core & Shell to align owner and tenant; an integrative process grounded in rigorous preliminary studies, not just documentation; innovation bonus points for exemplary performance.

The move from v4.1 (2019 to 2025) to v5 (November 2025) is the most profound transformation in the label’s history. Decarbonisation becomes its central pillar, with 50% of the weighting.

The system is simple: 100 base points and 10 bonus points (innovation and regional priorities). Unlike BREEAM, there is no weighting: one point is worth one point.

The process is fully digital, on the LEED Online platform. A site visit is not systematic, but the documentation requirements are very demanding.

RegistrationStep 1

The project is registered on LEED Online.

SubmissionStep 2, design and construction

Evidence is submitted and fully reviewed remotely by GBCI (Green Business Certification Inc.). The review is technical and demanding.

CertificationStep 3

The final score is notified and the label’s distinctive round glass plaque is awarded.

Certification fees

The registration and review fees paid to the USGBC are lower than for BREEAM or HQE. LEED AP fees, on the other hand, are higher than for BREEAM, because the assignment includes complex energy modelling (ASHRAE) and the management of EPDs.

Additional construction cost and return on investment

What the Gold and Platinum levels cost in construction works, and what they bring in rental terms.

Advantages

• International prestige: it is the benchmark label for towers and headquarters.
• Real energy performance, since the assessment is based on a simulation.
• A commercial asset: the Gold and Platinum levels resonate with investors and tenants alike.

Limitations

• A pass-or-fail logic: missing a single prerequisite, such as the −20% on water, is enough to rule the project out.
• A high level of technicality, requiring specialist engineering consultancies (ASHRAE, commissioning).
• More expensive engineering studies than for BREEAM or HQE.

Reaching Gold, or even Platinum, does not mean chasing every point. The following table shows, by project type, how easy it is to secure the points in each category to reach Gold. It says nothing about their return, which is covered further down.

To help you decide, here is the financial value each category can deliver, expressed in rent, sale price or operating cost savings. These figures come from the CBRE “Green is Good” study and from USGBC data.